Core Refusal Reason
Failure to demonstrate a genuine rural housing need in an area of strong urban influence, combined with technical deficiencies regarding traffic safety, flood risk, and wastewater treatment.
Decision Maker's Conclusion
- The applicants failed to demonstrate a genuine economic or social need for a rural dwelling in an area of strong urban influence, making the proposal urban-generated and contrary to the Rural Housing Policy.
- Insufficient information was submitted to prove that the proposed vehicular entrance would not create a traffic hazard or that the wastewater treatment system would not be prejudicial to public health.
- The site is partially located in a flood zone, and the absence of a site-specific flood risk assessment means the development could be at risk or increase flooding elsewhere, contrary to national guidelines.
Cited Policies (CDP)
Section 3.13Objective HO O46Policy HO P12Appendix 4Chapter 15Policy HO P11Section 3.13.3Objective HOO59Section 15.7.6
Decision Document Summary
The proposal sought permission for the subdivision of an existing garden at The Commons, Celbridge, to construct a 233 sqm detached dormer dwelling with a new wastewater treatment system and entrance. The site is located in a rural area of strong urban influence outside the Celbridge Local Area Plan boundary. Kildare County Council refused the application primarily because the applicants did not establish a local rural housing need. Additionally, the proposal was deemed premature due to insuffic...SOURCE PDFOpen Original
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